VEBDITA NUDA PROPRIETà A LARCIANO
CASA FENICE Mi chiamo Casa Fenice. Sono a Larciano e sono una casa che parla di futuro, di possibilità e di nuovi inizi. Ho circa 230 mq da raccontare, un giardino dove vivere la bella stagione e una terrazza pronta ad accogliere momenti di vita quotidiana. Ho 4 camere e 2 bagni e, dentro di me, ho una particolarità…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
- Only a share of the property is for sale
See what needs doing and what each job costs
This is a nuda proprietà sale, so the buyer does not acquire full ownership or guaranteed full use of the villa; the claim that it can be lived in immediately needs careful legal verification. With estimated renovation, the effective cost is about €1,117/m² (€96,000 + roughly €161,000), well above the local €530/m² benchmark.
More on the house and the area
This is a substantial, lived-in Tuscan house with two kitchens, two bathrooms, a small planted front garden and plenty of usable space. It is not a spectacular view property or a design-led dream home, but it appears genuinely habitable and offers unusually large accommodation for the price, with renovation potential rather than a bare shell.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€46,000 – €81,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- The sale is advertised as nuda proprietà, so ownership and occupancy rights need careful legal clarification.
- The home is usable but dated, with older bathrooms, finishes and furnishings that would benefit from renovation.
- The large covered terrace/storage area is cluttered and appears utilitarian rather than finished living space.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 63/100The cluster sits on the Valdinievole plain at the foot of the Montalbano hills. The Padule di Fucecchio, the largest inland marsh in Tuscany, lies partly within this radius and is a protected wetland with canals, reeds and birdlife. Montecatini Terme is the nearest town of size, with railway access, services and the historic spa complex. Vinci is nearby on the Montalbano side and the area is known for olive groves, vineyards and Leonardo da Vinci’s birthplace.